From urban-design-skills
Analyzes zoning regulations and generates form-based codes including Euclidean, performance, and transect-based systems. Useful for setbacks, height limits, FAR, use permissions, masterplans, and design-to-regulation translation.
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This skill provides comprehensive zoning analysis and form-based code generation capabilities for urban design and masterplanning projects. It covers the full spectrum of zoning approaches from conventional Euclidean zoning through transect-based SmartCode, and provides detailed workflows for translating design intent into enforceable regulatory language. The skill draws from the SmartCode, Mia...
Analyzes zoning envelope rules for NYC lots using PLUTO data and Zoning Resolution. Input address, BBL, or BIN to fetch zoning districts, FAR limits, lot area, and polygon geometry.
Provides urban design theories, principles, quantitative standards, and rules of thumb from 40+ theorists for masterplanning, site analysis, street design, public spaces, density, and sustainability.
Identifies building typologies for residential, commercial, institutional, hospitality, industrial, cultural, and mixed-use projects. Provides metrics on plans, cores, NTG ratios, densities, daylight; analyzes efficiency and site fit.
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This skill provides comprehensive zoning analysis and form-based code generation capabilities for urban design and masterplanning projects. It covers the full spectrum of zoning approaches from conventional Euclidean zoning through transect-based SmartCode, and provides detailed workflows for translating design intent into enforceable regulatory language. The skill draws from the SmartCode, Miami 21, Denver Form-Based Code, and international best practices in development regulation.
Use the following comparison matrix to select the appropriate zoning approach for a given project context. Each system has distinct strengths and is suited to different planning objectives.
| Type | Primary Controls | Strengths | Weaknesses | Best For |
|---|---|---|---|---|
| Euclidean | Use categories (residential, commercial, industrial) + dimensional standards (setback, height, lot size, FAR) | Simple to administer; predictable outcomes; well-understood by developers and communities; extensive legal precedent | Rigid separation of uses enforces automobile dependence and sprawl; does not address building form or public realm quality; encourages lowest-common-denominator development | Stable suburban areas; low-density residential neighborhoods; industrial zones; contexts where predictability is the primary goal |
| Performance | Impact metrics (traffic generation, noise levels, shadow/daylight access, stormwater runoff, air quality emissions) | Highly flexible; focuses on outcomes rather than prescriptions; encourages innovation in design solutions; can accommodate unforeseen uses | Complex to administer and enforce; requires technical expertise for review; unpredictable physical outcomes; challenging for community members to understand | Mixed-use areas where impact matters more than form; transitional zones between incompatible uses; innovation districts; areas with complex environmental constraints |
| Form-Based | Building form (height, setback, coverage, FAR), frontage types, building types, public space standards | Produces predictable physical form and high-quality public realm; enables mixed-use by right; regulates what matters most to communities (physical character); illustrated and accessible | Requires design expertise to draft and administer; less familiar to many planning departments; can be perceived as overly prescriptive for building design; initial adoption requires education | New development and infill projects; downtown revitalization; transit-oriented development; areas where physical character is the primary concern; urban renewal zones |
| Transect-Based (SmartCode) | Rural-to-urban gradient zones (T1-T6) with calibrated standards for each zone; integrates thoroughfare, civic space, and building standards | Holistic and context-sensitive; addresses the full range of human settlement patterns; internally consistent; treats urbanism as an ecology; comprehensive framework | Requires paradigm shift from conventional zoning thinking; initial calibration to local context is labor-intensive; may not fit jurisdictions with highly irregular development patterns | Comprehensive plan implementation; greenfield master-planned communities; complete code replacements; jurisdictions ready for a fundamentally different approach to regulation |
| Hybrid | Combination of two or more approaches (e.g., form-based for downtown + Euclidean for suburban residential + performance for industrial/environmental overlay) | Balanced approach; can tailor regulation to distinct character areas; pragmatic; easier political adoption by preserving familiar systems where they work | Can be complex to navigate; risk of internal contradictions between systems; may confuse applicants moving between zones with different regulatory logic | Most real-world applications; jurisdictions transitioning from Euclidean to form-based; cities with diverse character areas requiring different regulatory approaches |
The Transect is a cross-section of the human habitat ranging from the most natural (T1 Natural Zone) to the most urban (T6 Urban Core Zone). Each zone has a distinct character defined by calibrated standards for density, building form, frontage, street type, and permitted uses. The following table provides complete specifications for all six zones plus Special Districts (SD).
| Parameter | T1 Natural | T2 Rural | T3 Sub-Urban | T4 General Urban | T5 Urban Center | T6 Urban Core |
|---|---|---|---|---|---|---|
| Character | Lands in a natural or wilderness condition, including water bodies and wetlands | Sparsely settled lands in open or cultivated state, woodland, grassland, agricultural | Low-density residential with deep setbacks, landscaped yards, detached buildings | Medium-density mixed residential and commercial with shallow setbacks, defined streetwall | Higher-density mixed-use with ground-floor retail, consistent streetwall, active frontage | Highest density and tallest buildings, greatest variety of uses, civic significance |
| Density (DU/ha) | 0 (conservation) | 0.5-2.5 | 5-12 | 12-25 | 25-60 | 60-150+ |
| Building Height (stories) | N/A | 1-2 | 1-3 | 2-5 | 4-8 | 6-30+ (varies by district) |
| Building Height (meters max) | N/A | 9 | 12 | 18 | 28 | Per specific district (typically 40-120) |
| Setback Front (min-max) | N/A | 10-30m | 5-10m | 2-5m | 0-3m | 0-2m |
| Setback Side (min) | N/A | 5-10m | 3-5m | 0-3m | 0m | 0m |
| Setback Rear (min) | N/A | 10-20m | 6-10m | 3-6m | 3-6m | 3-6m |
| Lot Coverage (max %) | 0-5% | 10-20% | 30-50% | 50-70% | 70-90% | 80-100% |
| FAR (max) | N/A | 0.1-0.3 | 0.3-0.8 | 1.0-2.5 | 2.5-5.0 | 5.0-15.0+ |
| Frontage Type | N/A | Fence, hedge, naturalistic | Porch, fence, naturalistic | Stoop, dooryard, forecourt, porch | Shopfront, gallery, arcade, terrace | Shopfront, gallery, arcade |
| Building Type | N/A | Estate house, agricultural building, accessory dwelling | Detached house, cottage, duplex, villa, accessory dwelling | Rowhouse, townhouse, duplex, small apartment, live-work | Mid-rise apartment, mixed-use building, liner building | Tower, mid-rise, high-rise, civic building |
| Parking Requirements | N/A | On-site, no minimum | 1-2 spaces/DU, on-site, driveway | 0.5-1.5 spaces/DU, rear-loaded garages, shared lots | No minimum or 0.5/DU max, structured parking required above threshold | No minimum, structured or underground only |
| Open Space (min %) | 95-100% | 70-90% | 40-60% | 20-40% | 10-20% | 5-15% (may include rooftop) |
| Street Type | Trail, path | Rural road, rural avenue | Residential street, yield street | Avenue, neighborhood street, commercial street | Boulevard, avenue, commercial street | Boulevard, avenue, passage, alley |
| Permitted Uses | Conservation, recreation, agriculture | Agriculture, single-family residential, bed-and-breakfast, stables | Single-family, duplex, small office, daycare, small civic | Residential (all types), office, retail (<500 sqm), restaurant, civic, live-work | All residential, all retail, office, hotel, entertainment, civic, institutional | All uses permitted; highest-intensity commercial, office, institutional, residential |
| Civic Space Type | Nature preserve, greenway, wildlife corridor | Greenway, park, playground | Green, playground, community garden, pocket park | Square, plaza, playground, community garden | Plaza, square, urban park, promenade | Plaza, civic plaza, urban park, promenade, passage |
T1 Natural Zone: Lands approximating or reverting to a wilderness condition, including lands unsuitable for settlement due to topography, hydrology, or vegetation. These are permanently protected areas that provide ecosystem services (water filtration, carbon sequestration, biodiversity habitat, flood control) and recreational value. No buildings except minor structures for conservation management and passive recreation (trails, observation platforms, restrooms).
T2 Rural Zone: Sparsely settled lands in open or cultivated state. These include woodland, agricultural land, grassland, and scattered buildings. The landscape is the dominant element; buildings are subsidiary. Typical settlement includes farmsteads, rural estates, and very small hamlets. Roads are typically two-lane without curbs, with open swales for drainage. The boundary between T2 and T3 is one of the most important in the transect, as it defines the edge of the neighborhood.
T3 Sub-Urban Zone: Low-density residential areas with predominantly detached buildings set back from tree-lined streets. Yards and landscaping are significant elements of the streetscape. Blocks are larger (150-250m) and streets are curvilinear or grid. This is the typical post-war suburban condition, but the transect version emphasizes connectivity, sidewalks, street trees, and proximity to neighborhood centers.
T4 General Urban Zone: The workhorse zone of a walkable neighborhood. Medium-density, mixed-use (by right), with a defined streetwall of moderate height (2-5 stories). Buildings have shallow front setbacks (2-5m) and form a continuous or near-continuous street edge. Ground floors may be residential or commercial depending on location. Streets are well-connected in a grid or modified grid, with on-street parking, street trees, and sidewalks on both sides.
T5 Urban Center Zone: The main street, town center, or downtown of a neighborhood, district, or small city. Higher density, wider variety of uses, more active ground floors, and taller buildings than T4. The streetwall is consistent and buildings are built to or near the front lot line. Ground floors are predominantly commercial (retail, restaurant, service). Upper floors are residential, office, or hotel. Parking is structured or underground, never surface lots facing the street.
T6 Urban Core Zone: The highest-intensity zone, found in city centers and major regional downtowns. Towers and high-rise buildings of significant height. Maximum variety and intensity of uses. Civic buildings and institutions of regional significance. Major transit infrastructure (rail stations, bus terminals). Public spaces are formal and hardscaped (plazas, civic squares, promenades). This zone typically applies only in the largest cities and in very limited geography.
A form-based code consists of several integrated components that work together to regulate the physical form of development. Each component addresses a distinct aspect of the built environment.
The regulating plan is the coded map that designates transect zones, civic space locations, special district boundaries, and thoroughfare types for every parcel within the plan area. It is the spatial expression of the code and the primary reference document for any applicant.
Building form standards regulate the physical envelope and configuration of buildings. These are the core of the form-based code and replace the bulk and dimensional standards of conventional zoning.
The frontage is the interface between the building and the public realm. Frontage type standards regulate the configuration of the ground floor and the zone between the facade and the lot line.
| Frontage Type | Description | Depth | Height | Applicability |
|---|---|---|---|---|
| Shopfront | Large glazed opening at ground level for retail display, with transom, signage band, and bulkhead; entrance recessed or flush | 0-0.6m setback | Ground floor 4.0-5.0m clear | T4, T5, T6 - commercial streets, required retail frontages |
| Gallery | Colonnade or covered walkway attached to the building facade, extending over the sidewalk, supported by columns | 2.4-3.6m depth | 3.0-4.5m clear | T4, T5, T6 - commercial streets, especially in warm/rainy climates |
| Arcade | Covered walkway within the building volume (building overhangs the sidewalk at upper floors, ground floor is setback creating a covered passage) | 2.4-3.6m depth | 3.0-4.5m clear | T5, T6 - high-intensity commercial, transit corridors |
| Stoop | Elevated entry platform with stairs to the sidewalk, providing a semi-private transition zone between public sidewalk and private dwelling | 0.6-1.8m depth, 1.2-2.4m wide | 0.6-1.5m above sidewalk | T3, T4 - residential streets, rowhouses, townhouses |
| Porch | Covered, unenclosed room attached to the building facade, elevated above the sidewalk, providing a semi-public social space | 1.8-3.0m depth | Full story height, 0.3-0.9m above grade | T3, T4 - residential streets, detached and semi-detached houses |
| Forecourt | A portion of the lot left open between the building facade and the lot line, creating a small semi-public court or garden | 3.0-6.0m depth | N/A (open) | T3, T4, T5 - institutional buildings, apartments, restaurants |
| Common Yard | The building is set back substantially from the lot line, with the front yard functioning as a shared community green | 5.0-10.0m depth | N/A (open) | T3 - residential clusters, co-housing, campus settings |
| Terrace | The building is set back from the lot line with an elevated terrace or platform in front, often with a retaining wall or balustrade at the sidewalk edge | 1.2-3.0m depth | 0.3-1.0m above sidewalk | T4, T5 - residential, mixed-use buildings on sloping sites |
| Dooryard | A shallow planted or paved area between the building facade and the sidewalk, defined by a low wall, fence, or hedge | 0.6-2.4m depth | Fence/wall 0.3-1.2m | T3, T4 - residential streets, cottage and village contexts |
| Lightwell / Areaway | A below-grade court in front of the building, providing light and access to a basement level, protected by a railing or wall at sidewalk level | 0.9-1.8m depth below grade | Railing 0.9-1.1m at sidewalk | T5, T6 - urban buildings with occupied basements |
Public space standards regulate the design and programming of the civic realm, including parks, plazas, greens, squares, playgrounds, and community gardens.
| Space Type | Typical Size | Character | Key Standards | Applicability |
|---|---|---|---|---|
| Plaza | 0.1-0.5 ha | Hardscaped, formal, framed by building facades on at least two sides, civic or commercial focus | Min 50% hardscape, required seating (1 LF per 30 sqm), shade structures or trees on 30%+ of area, water feature or public art encouraged | T5, T6 |
| Square | 0.2-1.0 ha | Formal green, framed by streets and buildings on all four sides, civic focus with monument or fountain | 40-60% planted, formal tree planting (allees, bosques), paths, benches, central feature | T4, T5, T6 |
| Green | 0.2-2.0 ha | Informal open lawn, naturalistic planting, passive recreation, visual relief | 70%+ planted, informal tree clusters, open lawn for flexible use, minimal hardscape | T3, T4 |
| Pocket Park | 0.02-0.1 ha | Small intimate space on a single lot, seating, shade, respite from urban environment | Seating for 10-30 people, shade trees or structure, low maintenance planting, visible from street | T4, T5 |
| Playground | 0.1-0.5 ha | Dedicated play space for children, with equipment, safety surfacing, shade, seating for caregivers | Age-appropriate equipment (2-5 and 5-12 zones), safety surfacing (rubber, engineered wood fiber), shade 40%+, fencing where adjacent to traffic | T3, T4, T5 |
| Community Garden | 0.05-0.3 ha | Individual garden plots, shared tool shed, water supply, compost area, gathering space | Individual plots 3x6m typical, shared infrastructure, accessible paths, water supply, perimeter fencing, storage | T3, T4 |
| Promenade | Linear, 4-8m wide | Formal linear walking path along a waterfront, park edge, or significant corridor | Min 4.0m clear width, benches every 30-60m, lighting, trees, separated from vehicles | T4, T5, T6 |
Thoroughfare standards define the cross-section, character, and design parameters for every street type in the code. These replace conventional transportation engineering standards with context-sensitive designs.
Signage standards regulate the type, size, placement, and illumination of signs to ensure visual quality and consistency.
Architectural standards are typically advisory (guidelines) rather than mandatory (code), but some form-based codes include mandatory provisions for key elements.
Building envelope controls define the three-dimensional volume within which a building may be constructed. These are the most precise regulatory tools in a zoning code.
| Parameter | Specification | Notes |
|---|---|---|
| Maximum height in stories | T3: 3, T4: 5, T5: 8, T6: varies (6-30+) | Story count is primary control in form-based codes |
| Maximum height in meters | T3: 12m, T4: 18m, T5: 28m, T6: varies | Measured from average grade at building perimeter to highest occupied floor ceiling |
| Ground floor minimum height | 3.6m (commercial), 3.0m (residential) | Floor-to-floor, ensures future commercial conversion potential |
| Upper floor height range | 2.7-3.6m floor-to-floor | Allows residential (2.7-3.0m) or commercial (3.3-3.6m) |
| Datum point | Average pre-development grade at front lot line | Prevents manipulation of grade to gain height |
| Mechanical exceptions | Elevator overruns, mechanical rooms, stair bulkheads: max +4.5m above roof, setback 3.0m from facade | Must be screened from view at street level |
| Parapet exception | Max +1.5m above roof height limit | Architectural element, not habitable |
| Architectural feature exception | Spires, cupolas, clock towers: max +6.0m, max 10% of roof area | Civic and institutional buildings primarily |
| Parameter | T3 Sub-Urban | T4 General Urban | T5 Urban Center | T6 Urban Core |
|---|---|---|---|---|
| Front build-to line (BTL) | 5-10m from ROW | 2-5m from ROW | 0-3m from ROW | 0-2m from ROW |
| BTL compliance | 50% of facade at BTL | 70% of facade at BTL | 80% of facade at BTL | 90% of facade at BTL |
| Side setback (interior) | 3-5m | 0-3m | 0m | 0m |
| Side setback (street-facing) | 3-5m | 2-4m | 0-3m | 0-2m |
| Rear setback | 6-10m | 3-6m | 3-6m | 3-6m |
| Rear setback to alley | 3m | 1.5m | 0m | 0m |
Build-to-line (BTL) is fundamentally different from a setback. A setback defines a minimum distance from which a building must be placed; a BTL defines a line at which the building facade must be placed. The BTL creates a consistent streetwall. The "compliance percentage" specifies how much of the lot width must have building facade at the BTL (the remainder may be recessed for courtyards, forecourts, or entries).
Maximum percentage of the lot area that may be covered by the building footprint:
Coverage calculations typically include: all roofed structures, covered porches and galleries (if enclosed on three sides), but exclude: uncovered terraces, pergolas (if less than 50% covered), at-grade patios, underground structures.
FAR = Total Floor Area / Lot Area. This controls the overall bulk and density of development.
| Zone | Base FAR | Maximum FAR (with bonuses) | Notes |
|---|---|---|---|
| T3 | 0.3-0.8 | 1.0 | Low-density, predominantly residential |
| T4 | 1.0-2.5 | 3.0 | Medium-density, mixed-use |
| T5 | 2.5-5.0 | 6.0-8.0 | Higher-density, mixed-use |
| T6 | 5.0-15.0 | 15.0-25.0 | Highest-density, varies widely |
FAR calculation inclusions: all enclosed floor area measured to outside face of exterior walls, mezzanines, occupied basements, enclosed balconies. FAR calculation exclusions: structured parking (often excluded to encourage structured over surface parking), mechanical rooms, unenclosed balconies, residential storage rooms below 5 sqm, ground-floor retail in mixed-use buildings (incentive exclusion in some codes). FAR bonuses: additional FAR may be earned through provision of affordable housing (+0.5-2.0 FAR), public open space (+0.5-1.0 FAR), transit infrastructure contributions (+0.5 FAR), LEED/green certification (+0.5 FAR), heritage preservation (+0.5-1.0 FAR). Bonuses are typically capped and cannot exceed the maximum FAR.
The sky exposure plane is an angular plane that limits building height above a certain base height at the street setback line. It ensures daylight and sky access at the street level.
Example: Base height 18m, angle 75 degrees from horizontal. At 5m setback from facade line: max height = 18 + (5 x tan75) = 18 + 18.7 = 36.7m.
Step-backs require upper portions of a building to be set back from the lower streetwall facade, reducing the visual bulk of taller buildings and preserving the pedestrian-scale streetwall experience.
For buildings with tower elements (above the podium/streetwall), minimum separation distances prevent a canyon effect and ensure light, air, and privacy.
| Parameter | T3 | T4 | T5 | T6 |
|---|---|---|---|---|
| Minimum lot width | 12-18m | 6-12m | 6-15m | 15-30m |
| Minimum lot area | 300-600 sqm | 150-400 sqm | 200-800 sqm | 500-2000 sqm |
| Maximum lot width | 30-45m | 24-36m | 45-60m | 90-120m |
| Maximum lot area | 2000 sqm | 1500 sqm | 4000 sqm | 10000 sqm |
| Maximum block perimeter | 500-600m | 400-500m | 450-550m | 500-600m |
| Maximum block face length | 150-200m | 120-150m | 130-160m | 150-200m |
Maximum lot and block dimensions prevent superblocks and ensure a fine-grained, walkable urban fabric with frequent cross-streets, mid-block passages, and varied building frontages.
This section provides a step-by-step process for producing a form-based code from a masterplan or area plan. Follow these steps sequentially.
When producing a zoning analysis or form-based code, deliver the following specification package:
SITE: [Address / Location]
EXISTING ZONING: [Current zone designation]
PROPOSED ZONING: [Proposed zone designation, if applicable]
DIMENSIONAL STANDARDS:
+-----------------------+----------+-----------+
| Parameter | Required | Proposed |
+-----------------------+----------+-----------+
| Max Height (stories) | | |
| Max Height (meters) | | |
| Front Setback / BTL | | |
| Side Setback | | |
| Rear Setback | | |
| Lot Coverage (max %) | | |
| FAR (max) | | |
| Open Space (min %) | | |
| Parking Requirement | | |
+-----------------------+----------+-----------+
PERMITTED USES:
- Residential: [list]
- Commercial: [list]
- Institutional: [list]
- Other: [list]
BUILDING TYPES PERMITTED:
- [list with max dimensions for each]
FRONTAGE TYPES REQUIRED/PERMITTED:
- [list with dimensions]
SPECIAL CONDITIONS:
- [overlays, special districts, historic designations, etc.]
DEVELOPMENT CAPACITY:
- Lot area: [sqm]
- Buildable area (coverage): [sqm]
- Maximum floor area (FAR): [sqm]
- Estimated dwelling units: [range based on unit size assumptions]
- Estimated commercial area: [sqm, if applicable]
COMPLIANCE NOTES:
- [List any variances or warrants that would be required]
- [List any additional approvals needed (design review, environmental, etc.)]
FORM-BASED CODE: [Project / Plan Area Name]
JURISDICTION: [City, State/Province, Country]
DATE: [Draft date]
VERSION: [Version number]
ARTICLE 1: GENERAL PROVISIONS
- Purpose and intent
- Applicability
- Relationship to other codes
- Definitions
ARTICLE 2: REGULATING PLAN
- [Map with zone designations]
- Zone descriptions and intent
ARTICLE 3: BUILDING FORM STANDARDS
- [Table for each zone: T3, T4, T5, T6]
- Building type specifications
- Building disposition standards
ARTICLE 4: FRONTAGE TYPE STANDARDS
- [Table for each frontage type]
- Illustrations and dimensions
ARTICLE 5: PUBLIC SPACE STANDARDS
- [Specifications for each civic space type]
- Landscape standards
ARTICLE 6: THOROUGHFARE STANDARDS
- [Cross-sections for each street type]
- Intersection standards
ARTICLE 7: PARKING STANDARDS
- Parking requirements by zone and use
- Bicycle parking requirements
- Design standards for parking structures
ARTICLE 8: SIGNAGE STANDARDS
- Sign types by zone
- Dimensional standards
- Illumination standards
ARTICLE 9: ADMINISTRATION
- Review procedures
- Warrants and variances
- Nonconformities
- Definitions